1991 Mobile Home, repair or destroy?

Question

I have a 1991 single wide that belongs to my mother (she no longer lives in it). It needs a lot of work, floors need to be replaced, the roof leaks, and outside wooden walls are rotten around the bottom.

Would it be worth it to remodel it and rent it out or just junk it?

I have another single wide on the property that is being rented. Just trying to decide should I try to salvage it or not.

Thomas S. · Answer

It only comes down to the dollars. This is a financial decision.

Get the estimate for repairs plug in the numbers based on anticipated rent and go from there.

Likley hood is, if using contractors, pay back may take a very long time.

Rachel H. · Answer

@Kenneth Stump You may want to look into the property code to see what the state defines as "habitable." You'll probably have to get it up to their standard of habitability before anyone can move into it. Hope that helps!

Kenneth Stump · Answer

Thank you all for your comments and suggestions.

I have a tenant that lives in a new mobile home on this same property, she requires a nurse to be with her during the day while husband is at work. The nurse has asked to move into this mobile home that needs repaired. The nurse has offered to make all repairs to make the mobile home livable and safe. I have thought about offering 1 year free rent if the nurse would like to make all the repairs.

I am in Virginia does anyone know if there are any laws that would not allow me to do this? If there are none would just a lease that spells out what needs repaired and when the free rent would end be enough?

Celeste Fackrell · Answer

Kenneth,

I recently remodeled 4 mobile homes about the same age.  I did most of the work myself, so it would be even more for a contractor to do it.   I also, found and moved a much newer home in.  The remodels cost me about $8k each (leak repairs, new flooring, new bath cabinets, new insulation and wall/ceiling coverings where leaks had been, new exterior doors, new paint, a few new cabinets etc.  I did a nice job on them, however, there are still some on-going issues as I chase leaks in the old roofs (I did re-seal all of them multiple times).  Old roofs leak, windows are poor, etc.

The newer move in cost me about $13k and has been MUCH better so far (18 months).  The roof is in much better condition and has a much better slope to lose water.  The windows are much better windows and thus much better for my tenants as well.  This newer home, I believe, will be much better in the long run.

Bottom line, unless the repairs are purely cosmetic, or very localized within the home, I will not do any more major rehabs on old homes.  As you describe, with the bottom of the walls being rotten...I would RUN, not walk away from rehabbing this home.

I will look around, find a newer home in nice shape, buy it, move it, and have many years of relatively low maintenance.

You do, of course, need to make sure that you can move a new home into the park.  Some jurisdictions won't allow a new home moved on in an effort to rid the location of the MH Park.  If you take it out, the spot will have to remain empty.  Make sure you check with the city/county and regulatory agencies before you take the old one out.

Feel free to contact me if you have any questions.

Good luck!

Marc Faulkner · Answer

IF you are just looking to rent the unit out for cash flow then rehabbing it is your best bet for the reason you mentioned above.  First the cost to remove the one that is there and then the cost to but, move and set up another.  This leaves you a lot of room for rehab and it doesn't sound like it will be to much.  Here in Michigan I am seeing some heavy duty metal roof overs that look pretty nice.  The laundry area probably just needs a new subfloor and floor covering which is a quick and easy job.  I would say fix it and find a renter:)  Spend no more than $6,000 end enjoy!

Kenneth Stump · Answer

Well I have checked out this trailer. The roof is shingles and only has some small leaks. The floors are only rotten in the laundry area, the rest of the floors are good. The entire outside is wood and is rooten at the bottom.

The concern I have with putting another one on the land instead of remodeling this one is the cost to have someone to junk this one. Since there is no metal on the outside it has been difficult to find anyone to junk it.

Rachel H. · Answer

@Kenneth Stump Depends on how much time and money you're willing to put into it. Most would just get a used one in better condition and move it to the land. Though, if you're up to it, have the skills or the team to tackle the project it can be done. Good luck!

Nathan Gesner · Answer

Get a contractor out there. Let him tear into it and see what's really going on in the walls and floors. Get a quote, crunch the numbers, make a decision. Mobile homes can be an easy return.

Gulliver R. · Answer

if there’s water damage on the home that’s a really bad thing for mobile homes.  Are the floors water damaged? So if it’s water damaged I would junk it. You might be able to patch and seal the roof. But saggy and water damaged floors are a big red flag.

1991 Mobile Home, repair or destroy?

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